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Property profile & analytics
OFF-MARKET
Estimated value
$1,555,000
Warehouses
8380 Rovana Cir Sacramento, CA 95828-2540
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-0828482
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1997
Construction
TILT-UP CONCRETE
Total area
7,200 SF
Lot
0.65 ac (28,250 SF)
Zoning code
M-2S
APN
064-0010-102-0000
UPID
US09-0828482
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Els Investments Architect
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.64M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.19M
Blend (final)
Blend
$1.56M
Owner & transaction history
Vinods Imports LLC · 3 yrs held
Vinods Imports LLC
since 2023
Last sale
$1.5M
7 recorded transactions
Zoning & alternative use
M-2S · Sacramento, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.3M
+140.1%
Apartment house (5+ units)
$2.1M
+126.7%
Auto repair, garage
$1.8M
+95.8%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Sacramento submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Sacramento submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,585,000
ML approach
$1,635,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$940,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,260,000
Change: +140% · Conversion: Moderate
APARTMENT HOUSE (5+ UNITS)
$2,135,000
Change: +127% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,840,000
Change: +96% · Conversion: Easy
MEDICAL BUILDING
$1,835,000
Change: +95% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,805,000
Change: +92% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,700,000
Change: +81% · Conversion: Difficult
Blend value · Realmo final
$1.56M
Range $1.40M – $1.71M · ±10% · vs last sale $1.50M (Jul 3 2023)
Last sale anchor
$1.50M
Jul 3 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$216 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$18,653
Tax year 2024
Assessed value
$1,500,000
Assessed 2024
Previous assessed
$1,500,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$300,000
Assessed improvement
$1,200,000
Applied tax rate
3.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
7,200 SF
Lot
0.65 ac (28,250 SF)
Zoning code
M-2S
APN
064-0010-102-0000
UPID
US09-0828482
Jurisdiction
SACRAMENTO
Zoning & alternative use
M-2S · Sacramento, CA
Zoning M-2S · permitted uses
M-2S · Sacramento, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Sacramento. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$940,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$2.1M
AUTO REPAIR, GARAGE
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$1.8M
INDUSTRIAL (GENERAL)
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.7M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
APARTMENT HOUSE (5+ UNITS)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
COMMERCIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.65 ac
Current owner
From public records · entity-resolved
Vinods Imports LLC
Entity
Mailing address
8640 HAWLEY WAY, ELK GROVE, CA 95624-4575
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 3, 2023
$1,500,000
Vinods Imports LLC
Green Leaf Investments INC
Grant Deed
—
Apr 16, 2021
$1,082,500
Green Leaf Investments INC
Sacramento Investments LLC
Grant Deed
$967,400 · Haubner Family Trust
Sep 18, 2017
—
Hero Phong
Le,truc
Quit Claim Deed
related
—
Aug 16, 2017
—
Hero Phong
Lee,truc
Quit Claim Deed
related
—
Aug 16, 2017
$1,031,000
Hero Phong
Thompson Family Trust
Grant Deed
$720,000 · Benchmark Cap LLC
Jan 24, 2017
—
Goldman,j & D Living Trust
Goldman,jeffrey S & Denise A
Quitclaim Deed
related
—
Oct 8, 2015
—
Thompson Family Trust
Thompson,darryl A JR & Shawna P
Quit Claim Deed
related
—
Sep 1, 2010
$410,000
Darryl A Thompson JR.
Lehman Brothers 2006-3
Grant Deed
$237,500 · Bank Of America
Jun 18, 2010
$340,000
Lehman Brothers Series 2006-3
Assured Lender Svcs INC
Trustees Deed
related
—
Dec 22, 1999
$382,000
Brian M Gorki
Massie & Co
Grant Deed
$343,000 · Cupertino National Bank
—
—
Brian M Gorski
—
Deed Of Trust
related
$105,000 · United Commercial Bank
—
—
Brian M Gorski
—
Deed Of Trust
related
$343,000 · Cupertino National Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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